Push hard on your rates, even if you gain a half percent it adds up!

Then you would be going as the owner, not a buyer, which should allow you to roll the bank's fees into the loan.

Also what are your goals, ie cashflow buildup, rolling equity into subsequent properties, etc?

I've had some push back on a 100K minimum for property loans.

I am speaking with lenders on getting loans for my next big push this upcoming year and I can't seem to find anyone who just does the purchase price and let me complete the rehab with my own dollars.

This would be a negative cashflowing situation, where you'd still want to account for maintenance, vacancy, capex, etc. in the numbers which would push your expenses even higher than the $1400.

I would recommend asking for a rent roll and rental history. 

One additional piece of information: a neighbor informed me that the sellers knew the tree was a big issue and they told her that they were selling the house to push the issue on the new owners.Thoughts??

I did just go to my first month to month leases and  I only had a few people push back.

There's probably tons of things I haven't considered and some info that I haven't shared either, but I hope this is enough to get the ball rolling on this discussion.